ECCC_Pool House Resolutions submission

The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. LQup OD ekB Vader Elizabeth Visone, Board Secretary Planning Board of the Township of West Orange Dated: U/13/0%

PB-03-18 (SRP) ESSEX COUNTY COUNTRY CLUB (SOIL REMOVAL PERMIT) RESOLUTION OF THE PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE Granting soil removal permit to relocate soil within the property in order to improve storm water management. WHEREAS, the Planning Board of the Township of West Orange, at a meeting held on December 3, 2003, considered the application for a soil removal permit to relocate soil within the property in order to improve storm water management on property located in the R-2 zone, identified as Block 156, Lot 1, which was submitted by Essex County Country Club (the “Applicant”), through its attorney, Joseph Vena, Esq.; and WHEREAS, the Planning Board considered the presentation of Joseph Vena, Esq., attorney for the Applicant; WHEREAS, a complete application has been filed, all fees required by Ordinance have been paid and it otherwise appears that the jurisdiction and powers of the Planning Board have been properly invoked and exercised; and the Board having conducted a vote on this application on December 3, 2003; and WHEREAS, the Applicant has agreed to confer with the Township Engineer in the event the Applicant has to import fill. NOW, THEREFORE, does the Planning Board of the Township of West Orange approve the application for a soil removal permit to

relocate soil within the property in order to improve storm water management. The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. a Cy “A tig fli Gye? Nora Myers, Actifig Board Secretary Planning Board of the Township pacea:I/r/[of of West Orange

RESOLUTION OF APPROVAL PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE PLANNING BYARD VEE E—Er———O eo Or i erT_T_Vromn Decided: June 4, 2014 Memorialized: July 2, 2014 ESSEX COUNTY COUNTRY CLUB AMENDED PRELIMINARY AND FINAL SITE PLAN APPROVAL WITH “C” VARIANCE RELIEF 350 MT. PLEASANT AVENUE BLOCK: 156; LOT: 1; ZONE: R-2 CASE # PB-14-04 WHEREAS Essex County Country Club (the “Applicant’) having an address at 350 Mt. Pleasant Avenue, West Orange, NJ 07052 also known as Block 156, Lot 27.02 on the tax map (the “Premises”); and WHEREAS the Board having conducted a public hearing on this application on June 4, 2014 after notice; and WHEREAS the Applicant having appeared by its attorney Joseph Vena, Esq. and by witnesses Christopher Field, Phillip Scott, PE, CME, Wayne Jacques, RA and Peter Steck, PP who offered testimony and introduced exhibits, and the Board having granted an opportunity for public comment, IT IS HEREBY RESOLVED: EVIDENCE SUBMITTED 4: Applicant submitted a Planning Board application package and plans consisting of Preliminary and Final Major Site Plans for Essex County Country Club prepared by Matrix New World Engineering dated March 17, 2014 (last revised May 21, 2014) (9 sheets), and a Stormwater

Management Report prepared by Matrix New World Engineering dated March 14, 2014. The Board received review letters from Paul Grygiel, AICP, PP, Acting Planning Director dated April 4, 2014 and from Eric Keller, PE, PP, LEED AP, Consulting Engineer dated April 3, 2014, April 29, 2014 and May 28, 2014. Applicant introduced into evidence the following exhibits during the hearing: Ex. A-1 — Colorized Aerial Photo of the Site Ex. A-2 - Colorized Site Rendering Ex. A-3 — Architectural Plans prepared by JGA Architectural Design last revised May 21, 2014 Ex. A-4 — Planning Report by Peter Steck, PP dated June 4, 2014 The application was introduced by Joseph Vena, Esq. who stated that Applicant seeks to amend the prior site plan approvals in order to upgrade and make additions to the clubhouse with minor modifications to the adjacent parking lot. He identified the Applicant as the oldest golf club in New Jersey with a long history of distinguished members including West Orange inventor Thomas Edison. Christopher Field was sworn and identified as the President of the Club. He stated that he has been a member for many years and is very familiar with the number and types of functions that are held in the clubhouse. He testified that there are currently 285 golf members and that at their largest event they have approximately 320 people at most. The Club currently has 206 parking spaces but with restriping for

handicapped accessibility, the number would be reduced to 203. There has not been parking issues at the Club even at large events partially because they employ valet parking and partially because there are an additional 40-45 spaces adjacent to the pool and another 40-45 spaces near the maintenance facility, which can be and are used for employee and/or other parking when needed. He added that the Club is known for the quality of its golf course but that the clubhouse, which was built in 1942, is in a deteriorated condition mostly due to deferred maintenance and modern design/use needs. The proposal includes updating the clubhouse, adding on to it, creating outdoor eating space, incorporating the pro shop into the clubhouse building all of which are necessary upgrades in order for the Club to remain competitive in today’s market. He stated that the purpose of the upgrades and addition was not to increase membership which maximizes at 300, but rather to continue to attract and maintain its members. Phillip Scott, PE, CME was sworn and qualified as an expert in engineering. He introduced Exhibits A-1 and A-2 and testified that the improvements are centered around the clubhouse and adjacent parking lot and the nearest property line is 1,000 ft. away which is the Francis Byrne golf course. Mt. Pleasant Avenue is 1,500 ft. away therefore the proposed work would have minimal if any impact on the neighboring landowners. The improvements include relocating the clubhouse main entrance, adding onto the building to increase the

kitchen size and add the pro shop and adding a new outdoor dining area. Four variances are needed: number of parking spaces, loading area in front yard, retaining wall height and number of trees in parking lot. Regarding the retaining wall, he stated that it was needed due to the grade at that side of the building and there was insufficient room to allow for two lower and conforming retaining walls. The wall would be 9’ with a 4’ railing on top for a total height of 13’ where the ordinance allows 6’. As for the ordinance requirement for one tree every ten parking spaces he noted that the entire property is 176 acres and is largely open space with numerous trees and landscaping, and that the parking lot is not being changed just restriped to allow for handicapped spaces closer to the clubhouse. Wayne Jacques was sworn and qualified as an expert in architecture. He testified that his firm has a specialty in country club designs. He introduced the architectural plans and spoke to the floor plans for each floor. The lower level floor plan would be added onto with the new space for the pro shop, storage areas, patio for outdoor dining and roof over existing patio. The main level floor plan would include an expanded kitchen, new handicapped bathrooms, offices, new main entrance with vestibule and coatroom, pavilion for outdoor dining and small expansion to the ballroom. The upper level floor plan would add anew Boardroom and staircase. The portico and awning over the

front entrance would be removed. All materials would match existing materials. Responding to Board questions Mr. Jacques stated that the clubhouse is already sprinklered but that it would be upgraded. The Board also inquired about a light-colored roof to reduce heat-island effect, installation of a permanent generator and full handicapped accessibility. Peter Steck, PP was recognized as an expert in planning. He distributed Ex. A-4, which was a 3-page handout consisting of a zoning map, aerial photo, photo of main entranceway, aerial photo with improvements superimposed, and photographs of the existing clubhouse. He noted that the club owns approximately 176 acres most of which is open space and is located in the R-2 zone. Unlike single- family residences, the clubhouse is surrounded by expansive open space, which separates it from the neighboring property owners, the closest of which is 1,000 feet away and is the Frances Byrne golf course. Applicant seeks variance relief for parking (699 spaces required, 203 proposed), loading space location (side or rear yard required, front yard proposed), wall height (6° allowed, 9’ wall with 4” railing proposed) and trees in parking area (1 tree every 10 spaces required, none proposed). Mr. Steck opined that the variance relief could be granted upon c(1) grounds. The retaining wall height is a

function of the difference in grade and limited amount of space in which to adjust for it, the loading space location could be justified because the rear of the clubhouse faces the fairway so that the front yard is the best place to put a loading area, and the parking area is already existing and is not being changed except to restripe for putting handicapped spaces closer to the clubhouse so installing trees would be a hardship and adding spaces is unnecessary because the membership roles will not substantially increase. He stated that the variance relief could also be granted on c(2) grounds because the benefits of the proposed improvements outweigh the minor detriments and the proposal offers a better alternative to the zone plan. The Board asked the Applicant to specifically address handicapped accessibility. Mr. Fields was recalled and stated that there are two new handicapped accessible bathrooms on the first floor. A discussion ensued about wheelchair access to each level of the clubhouse. Mr. Fields stated that the lower and main levels are wheelchair accessible and the upper floor is used only by women golfers as their locker room. The Applicant stipulated that it would abide by all ADA access requirements.

10. Ti. 12. FINDINGS OF FACT AND CONCLUSIONS OF LAW The premises are located in the R-2 zone and golf courses are a permitted use in the zone. Surrounding uses include another golf course, single-family houses, office, and institutional uses. The proposed renovations include upgrading and additions to the existing clubhouse. The additions will total 10,821 sq. ft. and include reconstruction of the banquet room on the first floor (2,387 sq ft.), major renovation of portions of the lower and main levels (5,430 sq. ft.) and minor renovation of a portion of the main level (1,982 sq. ft.). An existing canopy and portion of the patio on the south side of the building will be removed, the front entrance relocated, parking lot restriped, and new retaining wall installed. The purpose of the improvements is to upgrade the clubhouse so that the golf course, which the Master Plan acknowledges are an asset to be preserved, can remain competitive and maintain membership. The President remarked that the golf course is considered superior but the clubhouse has deteriorated. The testimony indicated that membership growth is not the goal because golf membership is capped by an unwritten rule that once it